is it true that all Stanmore solicitor practices on the Lloyds conveyancing panel are regulated by the Solicitors Regulatory Authority?
As a firm of solicitors, in order to be on the Lloyds conveyancing panel they would need to be regulated by the SRA. Many banks do permit licenced conveyancers on their panel and in that case the firms would be regulated by the CLC.
I am expecting a AIP from Santander this week so we know how much we could potentially offer as otherwise we are dependent on web based calculators (which aren't taking into account credit checks etc). Do Santander recommend any Stanmore solicitors on the Santander conveyancing panel, or is it better to find our own lawyer?
You will need to appoint Stanmore solicitors independently although you'll need to choose one on the Santander conveyancing panel. The solicitor represents both you and Santander through the process.
Having read lots of mortgage guides, I note that it is considered advisable to get your house surveyed prior to buying it. When I asked my local Stanmore solicitor - who is on the Kent Reliance conveyancing panel - on this she said they don't do this and I need to contract an independent surveyor. Is that normal?
Kent Reliance will need an independent valuation of the property. Your lawyer will not arrange this. Usually Kent Reliance will appoint their own surveyor to do this, and you will have to pay for it. Remember that this is a valuation for mortgage purposes and not a survey. You may wish to consider appointing your own Stanmore surveyor to carry out a survey or prepare a home buyers report on the property. It is up to you to satisfy yourself that the property is structurally sound before you buy it. If the survey or report reveals that building work is needed, you should tell your solicitor. You may wish to renegotiate with the seller.
My friend suggested that where I am buying in Stanmore I should carry out a Neighbourhood, Planning and Local Amenity Search. What does it cover?
A search of this type is sometimes quoted for as part of the standard Stanmore conveyancing searches. It is a large report of about 40 pages, listing and setting out important information about Stanmore around the property and the people living there. It includes an Aerial Photograph, Planning Applications, Land Use, Mobile Phone Masts, Rights of Way, the Stanmore Housing Market, Council Tax Banding, the demographics of People living in the area, the dominant type of Housing, the Average Property Price, Crime details, Local Education with maps and statistics, Local Amenities and other useful information about Stanmore.
Despite weeks of looking the Title Certificate and documents to my house are lost. The conveyancers who conducted the conveyancing in Stanmore 5 years ago are no longer around. What are my next steps?
Nowadays there are copies made of almost everything, and your lawyer will be aware precisely where to locate all the appropriate paperwork so you can purchase or dispose of your house without any difficulty. If copies can’t be located, your solicitor may be able to arrange cover in the form of insurance or indemnities protecting you against possible claims on your premises.
I'm buying a new build house in Stanmore with a mortgage from Clydesdale. The developers would not reduce the price so I negotiated 6k of fixtures and fittings instead. The estate agent suggested that I not reveal to my solicitor about this deal as it will put at risk my loan with the bank. Is this normal?.
All lenders require a Disclosure of Incentives Form from the developer of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.
Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.
Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.
I opted to have a survey completed on a house in Stanmore before appointing solicitors. I have been informed that there is a flying freehold element to the house. The surveyor advised that some lenders may not give a loan on this type of house.
It depends who your proposed lender is. Lloyds has different instructions from Halifax. Should you wish to telephone us we can check via the relevant lender. If you lender is happy to lend one our lawyers can assist as they are accustomed to dealing with flying freeholds in Stanmore. Conveyancing may be slightly more expensive based on your lender's requirements.
Am I right to be concerned by brokers that I am dealing with are encouraging me to use an internet conveyancing firm rather than a High Street Stanmore conveyancing company?
As is the case with many professional services, often recommendations from family and friends can be very helpful. Nevertheless there are many people with a keen interest in a conveyancing deal; estate agents, financial adviser and mortgage companies may recommend conveyancers to instruct. Sometimes these conveyancers might be known to one of the organisations as experts in their field, but sometimes there exists a financial incentive behind the recommendation. You are at liberty to choose your own conveyancer. You need to be aware that some lenders specify a panel list of solicitors you are obliged to use for the lender related work in your house move.